HomeMy WebLinkAbout3.1 TOWN OF LOS ALTOS HILLS May 4, 2006
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A DETACHED GARAGE, STORAGE
AREA AND LANDSCAPE SCREENING PLAN; LANDS OF LUND, 13826
TEMPLETON PLACE; 197-05-ZP-SD-GD
FROM: Debbie Pedro, AICP, Senior Planne��_ .
APPROVED BY: Carl Cahill,Planning Director/Acting City Managers_•-,
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval in Attachment 1.
ALTERNATIVE
Approve the Site Development Permit for landscape screening but deny the request for a
Grading Policy exception for the accessory structure, citing findings of denial in
Attachment 2.
BACKGROUND
The subject property is located off of a driveway easement at the south end of the
Templeton Place cul-de-sac. Surrounding uses include single-family homes on adjacent
parcels to the north, west and south and across Fremont Road to the east. The parcel
occupies the east facing flank of a sloping hillside. A two-story new residence with a
basement was approved under Fast Track review and is currently,under construction.
(SDP#181-02-ZP-SD-GD, 11/12/02 and #169-04-PM, 9/23/04) The applicant is
proposing to convert two (2) previously approved outdoor parking spaces north of the
main residence into a 400 sq. ft. two car garage with a 160 sq. ft. storage area below. In
addition, the applicant is also requesting approval of a landscape screening plan per
Condition of Approval #2 of the new residence permit. A letter from the applicant
requesting approval of the project is included in this report. (Attachment 4)
CODE REQUIREMENTS
As required by Section 10-2.301 of'the Site Development Ordinance and the Town's
Grading policy, 'this application has been forwarded to the Planning Commission for
review and approval. The Zoning and Site Development sections of the Municipal Code
are used to evaluate the accessory structure including building .siting, floor. and
Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 2 of 9
development area limitations, grading, drainage, height, setbacks, visibility, and parking
requirements. Section 10-2.802 of the Municipal Code is used to evaluate landscape plans
to address erosion, noise, visual effects, maintenance, tree preservation, views and
amount required to adequately screen the new construction.
DISCUSSION
Site Data
Net Lot Area: 1.03 acre
Average Slope: 19.3%
Lot Unit Factor: 0.826
Development and Floor Area:
Area(sq.ft.) Maximum Existing Proposed Increase Remaining
Development Area 9,903 9,493 9,654 161 249
Floor Area 5,000 4,432 4,992 560 8
Basement (1,546)
Site and Architecture
The applicant is requesting approval of a Site Development Permit.to construct an
accessory building that consists of a 400 sq. ft. garage and a 160 square foot storage area
north of the main residence. The proposed structure meets the setback, height, floor area
and development area requirements established in Title 10, Zoning and Site
Development, of the Los Altos Hills Municipal Code. The garage will be located 52'6"
from the north property line, 88' from the east property line, 80' from the west property
line, and 120' from the south property line..The maximum building height on a vertical
plane as well as the maximum overall building height is 26'11". Proposed exterior
materials include cedar wall shingles, wood windows, and cedar roof shingles to match
the main residence.
Code Violation Status
In August of 2005, it came to the attention of the Engineering Department that excessive
fill has been left on the eastern slopes of the property. A site inspection by Engineering
staff and an updated grading plan submitted by the applicant confirmed that the current
(as-built) condition in the subject area exceeds the grading levels approved for the
project. The property owner indicated to staff that final grading for the construction
project has not been completed and it is his intention to remove an additional 370 cubic
yards of soil from the subject area. To ensure that remedial grading will be completed in
a timely manner, the property owner was required to submit a $15,000 code compliance
Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 3 of 9
deposit to the Town. The code compliance deposit will be released when all grading
improvements for the project is complete to the satisfaction of the City Engineer and a
letter from a registered civil engineer or licensed land surveyor is submitted certifying
that the grading is completed per the approved plans. (Condition#4)
Grading
Total proposed grading quantity for this project includes 135 cubic yards of cut for the
accessory structure and 370 cubic yards of remedial grading in the area east of the
driveway and south of the proposed garage. The Engineering Department reviewed the
proposed grading plan and determined that it is not in conformance with the Town's
grading policy.
Specifically, portions of the driveway covering approximately 420 sq. ft. of area will
require between 3' to 5' of fill and the outdoor area south of the new garage will require
between 3' to 7' of fill. In addition, the front half of the detached garage covering
approximately 220 square feet of floor area will have between 3' to 8.7' of grade
differential between the finished floor elevation and existing grade. The Town's grading
policy states that the "height of the lowest finished floor(s) of a structure should generally
not be set in excess of three (3) feet above the existing grade, to assure that the structure
step with the slope."
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Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 4 of 9
The applicant has indicated that it is not feasible to lower the finished floor level of the
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garage as it needs to match the elevation of the driveway. Further discussion regarding
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the grading issues of the project can found in the report prepared by the Engineering
Department dated April 25, 2006. (Attachment 5)
The Grading Policy is intended to be used by staff in evaluating and making
recommendations to the Planning Commission and/or City Council regarding site
development applications, and as guidance for applicants. Individual sites may dictate a
need to deviate from the criteria, to the extent permitted by the Planning Commission
and/or City Council. If the Commission decides to deny the proposal, findings to deny
the grading policy exception in attachment 2 should be cited.
Neighbor Comments
The adjacent neighbor at 13800 Templeton Place has expressed concerns about the
excessive fill directly north of his property and the visibility of the detached garage. In
December 2005, the neighbor stated his concerns regarding the visual impact of the
proposed garage in an email to the property owner. The property owner responded to
these concerns by proposing to install fast growing native trees around the garage. (See
emails in Attachments 10 and 11) To help illustrate the amount of excess fill that has
occurred on the property, the neighbor provided the Town with "before and after"
photographs of the driveway and the slopes around the proposed garage. (Attachment 12)
In addition to the comments received from the neighbor at 13800 Templeton Place, the
Town also received an email from the adjacent neighbor to the west at 13838 Templeton
Place stating her support of the project. (Attachment 9)
Trees &Landscaping
The project site contains a number of existing mature trees including redwood, pine,
cedar, pittosporum and bay trees that provide screening along the east and west property
lines. The applicant is proposing to plant an additional thirty six (36) 24" box trees
including ironwood, strawberry, olive, willow, magnolia, and Chinese pistache along the
perimeter of the property and around the new residence to help screen the view of the
structures from off-site. A detailed planting plan showing the new trees and shrubs is
included in Attachment 12.
If the Commission decides to approve the proposed detached garage, staff recommends
the following conditions be included to address the view and privacy concerns of the
downhill neighbor:
1) No window shall be allowed on the north elevation of the garage. (Condition#5)
Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 5 of 9
2) Increase the size of the screen trees by requiring six (6) mature tree specimen
(minimum 15' tall x 8' wide) to be planted along the north property line and
directly north of the new garage mitigate the view impacts of the structure from
neighboring properties. (Condition#6)
Outdoor Lighting
Two (2) wall mounted lights are proposed on the west elevation of the building in front of
the garage doors and one (1) light will be installed at the entryway to the storage room
below on the east side of the building. Twelve (12) path lights and five (5) tree mounted
downlights will be installed around the house as shown on the landscape and lighting
plan. The proposed light fixtures have frosted glass cover to minimize glare and ensure
that the source of the lighting is not directly visible from off-site. Staff has included the
condition of approval (#9) for outdoor lighting, requiring that fixtures be downshielded,
low wattage, and shall not encroach or reflect on adjacent properties.
Committee Review
The Environmental Design Committee has commended the applicant for utilizing drought
tolerant plantings on the landscape plan. (Attachment 8)
CEQA REVIEW
The project is categorically exempt under Section 15303(e) of the CEQA Guidelines.
ATTACHMENTS
1. Recommended conditions of approval
2. Findings of denial for the Grading Policy exception
3. Site Map
4. Letter from Craig Lund, property owner, April 27, 2006
5. Report analyzing grading issues prepared by the Engineering Department, April 25, 2006
6. Grading Policy
7. Worksheet#2
8. Comments from Environmental Design Committee,November 22, 2002
9. Letter from Ann Rando, 13838 Templeton Place, October 12, 2005
10. Email from Ken Lee, 13800 Templeton Place, December 20, 2005
11. Email response from Craig Lund,December 21, 2005
12. "Before and After" photographs of the project site provided by Ken Lee, 13800
Templeton Place
13. Development plans: site, grading &drainage, irrigation landscape and lighting plans
cc: Craig Lund, 1409 Fallen Leaf Lane,Los Altos, CA 94024
Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 6 of 9
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR AN DETACHED GARAGE AND STORAGE BUILDING AND LANDSCAPE
SCREENING PLAN
LANDS OF LUND; 13826 TEMPLETON PLACE
File# 197-05-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as
otherwise first reviewed and approved by the Planning Director or the
Planning Commission, depending on the scope of the changes.
2. All landscaping required for screening purposes or for erosion control, as
redlined on the plans and as determined by the City Engineer, must be
installed prior to final inspection, unless the Planning Director finds that
unusual circumstances, such as weather or site conditions, require that
planting be delayed. In those instances, a deposit of an amount equal to the
cost of landscape materials and installation, to the satisfaction of the
Planning Director, shall be submitted to the Town. Landscaping shall in
any event be installed not later than six months after final inspection, or
the deposit will be forfeited. .
3. A landscape maintenance deposit of $10,000.00 shall be posted prior to
final inspection of the new residence. An inspection of the landscape to
ensure adequate establishment and maintenance shall be made'two years
after installation. The deposit will be released at that time if the plantings
remain viable.
4. The $15,000 code compliance deposit submitted to the Town on April 20,
2006 shall be released when all grading improvements for the project is
complete to the satisfaction of the City Engineer and a letter from a
registered civil engineer or licensed land surveyor is submitted to the
Town stating that it was completed as shown on the approved plans.
5. No windows shall be installed on the north elevation of the detached
garage.
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Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 7 of 9
6. Six (6) mature tree specimen with minimum dimensions of 15'H x 8'W
shall be planted along the north property line and directly north of the new
garage prior to final inspection of the new residence.
7. The driveway entry gates and columns shall be located within the property
lines and shall not exceed 6' in height.
8. The total maximum height of the driveway columns and entry lights shall
not exceed 7'.
9. Outdoor lighting is approved as shown on the approved site plans. No
lighting may be placed within setbacks except two entry or driveway
lights. Lighting shall be down shielded, low wattage, shall not encroach or
reflect on adjacent properties, and the source of the lighting shall not be
visible from off the site. Any additional outdoor lighting shall be approved
by the Planning Department prior to installation.
B. ENGINEERING DEPARTMENT:
10. The site drainage associated with the proposed development must be
designed as surface flowwherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction
of the Engineering Department prior to final inspection. A final letter shall
be submitted from the project engineer stating that the site grading and
drainage were constructed in conformance with the approved plan prior to
final inspection.
11. Any, and all, changes to the approved grading and drainage plan shall first
be approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (October 15 to April 15) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line.
12. The location and elevation of the garage shall be certified in writing by a
registered civil engineer or licensed land surveyor as being in/at the
approved location and elevation shown on the approved Site Development
plan prior to final inspection.
13. Two copies of an erosion and sediment control plan shall be submitted for
review and approval by the Engineering Department prior to acceptance of
plans for building plan check. The contractor and the property owner shall
i Y 1
Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 8 of 9
comply with all appropriate requirements of the Town's NPDES permit
relative toadin and erosion/sediment control. All areas on the site that
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have the native soil disturbed shall be protected for erosion control during
the rainy season and shall be replanted prior to final inspection.
14. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with photographs
of the existing conditions of the roadways and pathways prior to
acceptance of plans for building plan check.
15. Two copies of a grading and construction operation plan shall be submitted
by the property owner for review and approval by the City Engineer and
Planning Director prior to acceptance of plans for building plan check
The grading/construction operation plan shall address truck traffic issues
regarding dust, noise, and vehicular and pedestrian traffic safety on
Templeton Place and surrounding roadways; storage of construction
materials; placement of sanitary facilities; parking for- construction
vehicles; and parking for construction personnel. A debris box (trash
dumpster) shall be placed on site for collection of construction debris.
Arrangements must be made with the Los Altos Garbage Company for the
debris box, since they have a franchise with the Town and no other hauler
is allowed within the Town limits.
16. The property owner shall restore the existing pathway along Fremont Road
adjacent to the property to a type 2B pathway to the satisfaction of the City
Engineer prior to final inspection of the new residence.
CONDITION NUMBER 13, 14 AND 15 SHALL BE COMPLETED AND SIGNED
OFF BY THE CITY ENGINEER PRIOR TO ACCEPTANCE OF
CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING
DEPARTMENT.
Project approval-may be appealed if done so in writing within 23 days of the date of this
notice. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after May 27, 2006,
provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
Upon completion o the construction a nal inspection shall be required to be set with
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the Planning and Engineering Departments two weeks prior to final building inspection
approval.
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Staff Report to the Planning Commission
Lands of Lund
13826 Templeton Place
May 4,2006
Page 9 of 9
NOTE: The Site Development permit is valid for one year from the approval date (until
May 4, 2007). All required building permits must be obtained within that year and work
on items not requiring a building permit shall be commenced within one year and
completed within two years.
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ATTACHMENT 2
RECOMMENDED FINDINGS OF DENIAL
FOR GRADING POLICY EXCEPTION
LANDS OF LUNID, 13826 TEMPLETON PLACE
File#197-05-ZP-SD-GD
1. The proposed area of grading will occur on a hillside and will result in the
visual alteration of the natural terrain and existing contours.
2. The Grading Policy emphasizes cut to lower the profile of structures over fill
or foundation walls, which tend to raise the profile of the structure. The
garage will have up to 8.7' of grade differential between the finished floor
elevation and existing grade.
3. The proposed grading does not conform with Section 10-2.702.c of the Los
Altos Hills Municipal Code because the proposed grading will raise the
profile of the structure and render it more visible from off-site.
SITE MAP
Lands of Lund
13826 Templeton Place
197-05-ZP-SD-GD
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ATTACHMENT.
April 27, 2006
Planning Commission
Town of Los Altos Hills
26379 Fremont Road
Los Altos, Hills, CA 94022
Re: Grading Exception
13826 Templeton Place
Los Altos Hills, CA
Dear Madam and Sirs:
Our home, currently under construction, is located on Templeton Place and overlooks
Fremont Road and Old Altos Way in Los Altos Hills. The submission for your approval
is for the landscape plan and for a secondary structure (garage).
In addition to a landscape plan and secondary structure approval, we are asking the
Planning Commission to approve a grading exception in three locations. The first area is
in the slope of the driveway; the second area is south of the garage and the third is the
garage itself. These areas are 1.5' feet above the town's 3 foot maximum guideline.The
exception south of the garage will allow excess fill to remain onsite to buffer our home
from Fremont and Old Altos Way thus providing more privacy and minimizing mass
from our home.
Grading History and Site Approval
This has been a very challenging site to develop. With the slope as it existed when we
bought the property in 1999 and the grading that occurred when the property was first
developed in the 1960's, finding the natural grade has been a matter of speculation
among the various civil engineers with which we have worked. We straggled to develop
a plan which would meet the needs of our family and the Town's criteria for MDA,WA
and grading. The plan, which was approved November 12, 2002 (Pennit#181-02-ZP-
SD-GD and subsequently modified September 23, 2004(Permit# 169-04-PM), called for
a the site to be balanced; ie, no dirt would be on or off hauled, however, it became
apparent that dirt would need to be taken away and over 100 Cu yds. of dirt have been
off-hauled thus far.
When we obtained approval for this property, we had a grading survey prepared by Berry
and Associates, John C. Berry,RCE 18720, a licensed civil engineer who signed and
stamped the grading plan. This grading plan was reviewed and approved the Town of
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Los Altos Hills engineers,Mr. Ross and Mr. Chau. This plan differs from the original
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Kier&Wright survey that was prepared in 1999. I don't know the reason for the
difference,but I have told that civil engineers often vary their survey based upon field
observations. I have no reason to believe otherwise.
Garage Plan
Our home was approved with a 2 car garage and 2 outdoor spaces measuring 19 ft x 19 ft.
at an elevation up to 227.5 feet. We are asking for a finished floor elevation for the
proposed garage of up to 228.7 feet. When we went for approval, the Town planning
department said that we could not use the approved 227.5 elevation,but we needed to go
back to a prior survey to determine natural grade and work from there.
The plan that you see before you was derived in trying to adhere to the Town's grading
policies. Because we have ample MFA allowance(568 SF) we developed a split level
plan: 160 sf in the lower area and 400 sf in the upper area where the cars would be
parked.
Total height at the back(east) side is 26 feet 11 inches and at the front(north) 17 feet. In
these regards we comply with the Town's guidelines and the Town Planners told me that
they would support the project as proposed.
Neighborhood Impact-Design and Landscaping
Throughout the design and development process, we have been very sensitive to the
inconvenience an impact our home would have on our neighbors. We have carried
through this concern in the siting of our house as well as landscape design. We have
called for 24"box trees to be placed along all of the neighboring property lines to provide
a landscape buffer between our homes so we will be fully screened from each other. We
even planted daffodils along the driveway even though we don't live there to enjoy it.
We have called for California Ironwood trees to be placed along the property line
between the Lee residence, the Rando residence, the Franks residence along Fremont to
screen our house and garage. According to Chris Kankel of Kikuchi and Associates,
California Ironwoods are full, robust,fast growing trees that will, upon maturity,reach a
height of 40 feet. Along the garage we have called for olive trees and Grevallea
Rosmarinifolia schrubs which reach 5-8 feet in diameter. Under the Ironwoods will be
planted 5 gallon shrubs of California Holly and Italian Buckthorn. In short,the garage
will be fully screened from all sides.
Noise
There will be no negative noise impact to the neighbor vs. the current plan. In fact, car
doors opening and closing, as well as cars starting will be attenuated with an enclosure.
Lighting
We have used approved Town of Los Altos Hills lighting for the exterior. The building
will be screened from the neighbors with trees.
Grading Exception-South of Garage
e
The area south of the garage, which will be unseen by the neighbors, would require an
additional 285 cu yds of soil to be off-hauled(in addition to 525 cu yds),but we think the
site will benefit from not requiring the dirt to be removed for the following reasons:
• Visual buffer of the house from Fremont
• Hides mass of the house
• A side yard to the garage
• More closely follows the site's natural grade
• More privacy from our home to Fremont Road
• Significant reduction of off-haul by 285 Cu. Yds.
• No negative impact to the neighboring properties
We feel this plan as submitted provides the best alternative for the house, site and
neighborhood.
Thanks for your consideration.
Very truly yours,
Craig Lund
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ATTACHMENT
April 25, 2006
TO: Debbie Pedro, Senior Planner
FROM: John Chau, Assistant Engineer
RE: Lund Residence
13826 Templeton Place
File#197-05-ZP-SD
Landscape Screening &Garage
Discussion:
On September 23, 2004, staff received a Site Grading, Drainage, and Utility Plan
prepared by Berry and Associated for a Permit Modification for a new residence, file #
181-02-ZP-SD-GD. The plan was reviewed and approved by staff. The plan was
generally met the Town's grading policy except approximately fifty square feet of the
outdoor parking area exceeds the 3' fill limit. Up to 4' of fill was approved at the
northeast corner of the parking area.
On April 20, 2006 staff received a Proposed Garage and Site Improvements Plan prepared
by Lea & Sung Engineering, Inc. dated April 5, 2006. The plan shows the existing
contour lines, as-built contour lines, and proposed contour lines. The plan also shows the
proposed finish floor elevation of the proposed garage.
Based on the referenced plan, the as-built grading has not constructed per the approved
plan prepared by Berry and Associated. Attached are the engineering findings:
Page 1 of 2
Existing grade per Proposed grade To date (as-built) New proposed Area exceeds 3'
Location Kier & Wright topo (Approved 2004) condition per Bagoye & grade dill
surveySept.. ,dated June 1999 Fing,Inc. survey
Driveway El. 221 to 224 El. 222 to 226 El. 224 to 228 El. 224 to 228 420 s ft.
Max. fill= 3' Max. fill = 5' Max. fill = 5' q'
El. 222 per Kier& El. 227 to 227.5 El. 228 to 228.5 1� 4tr Per
hs«'�' g
�` � � ��,� *�'� r��+���„����”i r��� '""�',F" Berry&
Wright topo survey 1114 per Berry .ft�l � �
Outdoor &Associates plan A PON
Y Associates plan
Parking r, � '
A�r
���� � sr eac�%
Area �� a , �, 360 sq.ft per Kier
� patby�� ykgg' Max. fill =5.5 per Max. fill = 6.5 per Kier& &Wright topo
Assc� e Kier&Wright topo survey Wright topo survey
survey
Garage El. 220 to 222 El. 228 El. 228.7 200 sq.ft.
Max. fill= 8' Max. fill = 8.7'
Back yard
South of El. 217 to 224 No El. 220 to 229 El. 220 to 228
( grading was approved Max. fill= 9' Max. fill=7' 300 sq.ft.
garage)
* Contour lines from Site Grading, Drainage, and Utility Plan prepared by Berry and Associates are different from Kier and Wright
Topographic Survey.
Page 2 of 2
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ATTACHMENT .(n
POLICY REGARDING GRADING
Policy Re: Grading
Code Sections and Design Guidelines:
p
Section 10-2.702(c) of the Site
Development Ordinance states that: "The amount of
grading, excavation, or fill shall be the minimum necessary to accommodate proposed
structures, unless grading is proposed to lower the profile of buildings." Section 10-
2.703(a) requires that: "Type II foundations - step-on-contour, daylight,pole foundations,
or a combination thereof- shall be used on building sites with natural slopes in excess of
fourteen percent (14%)." Policy A-2 of Goal I of the Design Guidelines (p. S) indicates
that construction should "blend with the contour of the land." Policy A-2 of Goal Il (p.
14) indicates that: "On a sloping site, the structure should be stepped down the hill
utilizing one story building elements. Avoid cantilevers and stilts over downhill slopes.
Cut foundations should be used instead of fill on hilly terrain."
Intent:
The purpose of this policy is to outline desired criteria for grading which assure that
construction retains the existing contours and basic landform of the site to the greatest
extent feasible. It is also intended that the policy provide guidance for "stepping"
structures down sloped hillsides, and emphasizes cut to lower the profile of structures
over fill or foundation walls, which tend to raise the profile of the structure. While
balanced cut and fill is desirable to minimize import or export of soil to�onfrom a site, it
is recognized that the Town's policies and the guidelines below may encourage export as
cut is generally preferred over fill.
These policies are intended to be used by staff in evaluating and.. making .
recommendations to the Planning Commission and/or City Council regarding site
development applications, and as guidance for applicants. Individual sites may dictate a
need to deviate from the criteria, to the extent permitted by the Planning Commission
and/or City Council.
Policy Re: Grading
page 2
Policies:
1. Cuts and fills in excess of the following generally levels enerall will be considered
excessive and contrary to Town ordinances and policies to grade only to the
minimum extent necessary to accommodate structures and to site structures
consistent with slope contours,i.e., "step down"the hill*:
Cut FM
House 8'** 3'
Accessory Bldg. 4' 3'
Tennis Court 6' 3'
Pool 4'*** 3'
Driveways 4' 3'
Other(decks,yards) 47 3'
* Combined depths of cut plus fill for development other than the main
residence should be limited to.6 feet, except that for tennis courts cut
plus fill may be permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not
be set in excess of three (3) feet above the existing grade, to assure than
structures step with the slope.
3. Driveway cut may be increased up to a maximum of eight feet (8') for the
portion of the driveway or backup area which is adjacent to a garage that
has been lowered with a similar amount of cut.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set
forth above for each type of structure, but shall be the minimum grading
needed for drainage purposes,as determined by the City Engineer.
Approved by City Council: April 2, 1997
i
'y ATTACHMENT,�]
TOWN OF LOS ALTOS HILLS
QA's s+�siiri= Riluttva tic,:
.CII/L!.EH211 �'F�:x::.�aWp.6LIFYGi'Of35:•
CALCULATIONS BY.LEA&BUNG ENGINEERING(sid)887-086
WORKSREET#2
EXISTING AND PROPOSED DEVELOOMENT AREA AND FLOOR AREA
PROPERTY OWNER(S): . . Craig Lund
PROPERTY ADDRESS 13826 Templeton Place.: .;
CALCULATED BY...':: JE, DATE j.March 21,'2006'
REFERENCE MAP:. X:: JOB# - 2051008, ;
1;JAVLLOPMEIVT AREA(SQUAB)✓FOOTAGE)
Existing Proposed Tota[
A. House and Garage(From Part B) 560 : * 4992
C. Driveway&Parking+From Walk 3566: X399. -3167;.
(srieasuirci IOD'�ilctng centerline}. :• 0 : '� _
E Walkways(Rear) ,4x tit
F. Rear Patio 0--:'
G. �,�Decks/fesaces :0
H. Fool,Spa and Decls?ng, 0
1. Accessary Building(From Part B)
J. -lion)other cffycrage(Pave-lion)
0
Totals '
Maximum Deuelopmeut Area Allowed.-MDA(from worksheet#1) -9903 Sq Ft;
2.Fl-gor Area(SQUARE FOOTAGE)
Existing: Ptopoged Total.
A. House and Garage
a 1st Floor 2Q94 . * * 2034:
b.- 2nd`Floor - 17?6 1776.. ".
C. Attic 8c Basement * 4(0
d. Garage 562 ' * * 562. ::
l)
B. Accessory Buiildit;gs 0..:
a. Ist Floor 400 400.-
b. 2nd Floor 0
c. Attic and Basement 160 160
Totals 4432 560 4992
Maximum Floor Area Allowed-MFA(firm worksheet#1) 5000 Sq.T~
I_
denotes floor area supplied by arclutect
* 1>L UF%.5;allowable MDA=?500s,f(min),if LUF{.5,conditiattal developmeui permit applies
'x**I>LUF>.5;allowable.MFA=5040s f(mini,1f..LUF<.5;conditiotial develo p inent "mnit ap lies
TO& USE.ONLY:– CHECKED BY: DATE
I
-�►�sc j G �� Lu Nj
b �
ENVIRONMENTAL DESIGN COMMITTEE
ATT
LANDSCAPEM ARDSCAPE EVALUATION NO HM7 8
1 7
Applicant's Name: L U N 2005
Address:
Reviewed by:
n rc-061)' ,. U2- , S`L-
Date: I� -o
-S
N eej2p-
Mitigation needed:
Visibility from off site: from distance (directions), from nearby
neighbors (directions) (include need for screening for privacy).
Noise: from pump/pool , air conditioner , sport court
Lights: from fixtures , automobile headlights
Fence materials: color , open/solid Erosion control
Other:
Planting Plan Evaluation: (Circle required trees and shrubs on plan)
Are species appropriate: Deciduous?
Future height(view, solar, drive/path blockage)
Fire hazard
Hardiness/frost
Drought tolerance
Meet mitigation needs
Creeks and drainage: Is there a conservation easement?
Are there sufficient protections in place?
Will fences impact wildlife migration?
Invasive species should not be planted near a waterway.
Other: Are there obstructions to pathways, including future growth of plants?
Are all noise mitigations in place?
/�o construction in road right-of-way.
�
Page lof I
Debbie Pedro ATTACHMENT /
From: Annrando@ao.com
Gent: Wednesday, October 12,2005 8:49 AM
To: Debbie Pedro;John Chau
Subject: Lund Home onTempleton Place
Dear Debby and John,
Please forgive this informal way ofcommunicating. | have just returned from emonth long trip toEurope and am
omdelighted tmbeback inLos Altos Hills.Aothe home being built bvCraig Lund iemoving quickly, | wanted to
express my support for the elements to be reviewed and passed by the planning commission.
Mr. Lund has shown the landscape plans tome, having worked carefully with his designers inorder bzprovide
trees and shrubs that fit the environment and that will enhance his home and the total area. I am satisfied with his
choices as described. In question were the areas that border our properties and those of other neighbors. I have
reviewed these areas and anninagreement with decisions.
At this time, acouple of changes tothe original plan are tobeconsidered bvthe commission. | persona|hdoncd
have aproblem w�hthe add�ionofwindows onthe wm�side ofthe upper sryorwiththmaddimnofa-
encloamdganageopccein placenfoutside parking areas. | have reviewed the plan and trust that the decisions
will beinsupport ofatotally attractive space.
Yamavailable for any questions orcommunication.With thanks,
Sincerely,
Ann8ando
13838 Templeton Place
Los Altos Hills
S41'5OBG
�
4/77/�A06
Debbie Pedro ATTACHMENT
From: ken[kenlee@coretechoptical.com)
Sent: Tuesday, December 20,2005 11:02 PM
To: Craig Lund
Cc: Chris Vargas; ann rando;John Chau; Debbie Pedro
Subject: garage
Hi Craig:
As I am sitting in my family room, I can see the site of your new detached garage. I would like to make the following
comments, and I hope it is not too late:
The garage will be fairly close to us, and being at a higher elevation( I think it is about 20 feet above my house), it would
be very noticeable. it would help if you can have a design that can lower its profile. I understand that the roof pitch may
need to be high to match the rest of your house, and the overall garage will be tall. I would appreciate it if you can have
a design that:
1, minimize the overall apparent size, and/or
2, lower the structure, or lower the floor elevation, and/or
3, plant more fast growing tall trees and shrubs to hide the garage and to blend in to create a more natural look.
Thanks for your consideration
Ken
ATTACHMENT
Debbie Pedro
From: Craig Lund[cra.lund Cry lundfinancial.com]
Sent: Wednesday, December 21, 2005 9:52 AM
To: ken
Cc: Chris Vargas; ann rando; John Chau; Debbie Pedro
Subject: Re: garage
Hi Ken-
Thanks for your good suggestions.
I can lower the profile and think it would look architecturally better to have a low profile vis a vis the main house. As you
note, it should retain the same lines as the main house to fit in the overall plan.
The landscape plan calls for fast growing native trees, California
Ironwoods,to be placed on our property and along the fence.
Ironwoods get to a height of 40' and should get there pretty quickly. I also have asked the designer to include 4 trees in
your line of sight to shield the garage and shrubs along the outline.
Thanks again for your input.
Happy holidays to you and your family.
Craig
On Dec 20, 2005, at 11:02 PM, ken wrote:
> Hi Craig:
> As I am sitting in my family room, I can see the site of your new
> detached garage. I would like to make the following comments, and I
> hope it is not too late:
>The garage will be fairly close to us, and being at a higher
> elevation( I think it is about 20 feet above my house) , it would be
> very noticeable. it would help if you can have a design that can lower
> its profile. I understand that the roof pitch may need to be high to
> match the rest of your house, and the overall garage will be tall. I
> would appreciate it if you can have a design that:
> 1, minimize the overall apparent size, and/or
> 2, lower the structure, or lower the floor elevation, and/or
>
> 3, plant more fast growing tall trees and shrubs to hide the garage
> and to blend in to create a more natural look.
>Thanks for your consideration
> Ken
1
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